TRUTH-IN-SALE OF HOUSING EVALUATOR GUIDELINES Root/Safety... · The Truth-in-Sale of Housing...

DEPARTMENT OF SAFETY AND INSPECTIONS Steve Magner, Manager of Code Enforcement

CITY OF SAINT PAUL Truth-in-Sale of Housing Program

Christopher B. Coleman, Mayor 375 Jackson St, Ste 220 Tel: (651) 266-8989 Saint Paul, MN 55101 Fax: (651) 266-1944

TRUTH-IN-SALE OF HOUSING

EVALUATOR GUIDELINES

City of Saint Paul, Minnesota

Effective Date: February 1, 2002 Amended January 29, 2003 Amended October 9, 2008

Forward Amended October 14, 2009 Amended April 8, 2015 (estimated date)

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Saint Paul Uniform Guidelines – Forward last Amendment date 10/14/09 Adopted on 02/01/02, Guidelines Last Amended on 04/08/2015

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St. Paul Evaluator Guidelines

FORWARD

The purpose of this guide is to answer questions abut the proper procedures to be followed by all Truth-in-Sale of Housing Evaluators licensed in the City of Saint Paul. This guide covers information for evaluators from necessary equipment, to how to fill out the evaluation report. If after reading this guide you still have questions, or anytime you are uncertain about a procedure, don’t hesitate to call the Saint Paul Truth-in-Sale of Housing Program Manager in the Department of Safety and Inspections at 651-266-8989.

The Saint Paul Truth-in-Sale of Housing Disclosure Report and Guidelines are based upon a number of sources, including the Saint Paul Legislative Code and the building codes adopted by the City of Saint Paul. All evaluators are required to follow the currently adopted Guidelines and other instructions specifically issued by the Truth-in-Sale of Housing Program Manager and/or the Truth-in-Sale of Housing Board.

INTENT OF THE TRUTH-IN-SALE OF HOUSING ORDINANCE AND THESE GUIDELINES

The Truth-in-Sale of Housing Ordinance is intended to protect the public welfare and improve the City’s housing stock by identifying specific deficiencies upon time of sale for every one or two family structure, townhouse or condominium. It is expected that the evaluator will be a partner with the City in supporting full compliance with this and related ordinances. This compliance is required for all evaluations. Evaluators are required to follow the guidelines in their entirety.

In Saint Paul the Truth-in-Sale of Housing Disclosure Report is a disclosure report, only. Other than the requirement for the presence of a Hard-Wired Smoke detector in all single-family dwellings (duplexes are excluded) there is no requirement for any home seller to make repairs, even when a condition is noted as hazardous, nor is there a requirement for a follow-up inspection by the evaluator or by a city inspector. However, if there is no hard-wired smoke detector present, the Department of Safety and Inspections will notify the Stated Owner of the Chapter 58 requirement and follow through with the ordinance enforcement.

When a dwelling has a Code Compliance Inspection Report from the Department of Safety and Inspections (DSI) Chapter 189 allows that Certificate of Code Compliance, or a Fire Inspection Certificate of Occupancy, to serve in lieu of the Truth-in-Sale of Housing report when the alternatively accepted report is no more than one (1) year old. (Ch 189.04 – Exceptions). For questions or exceptions about this alternative, please contact the Truth-in-Sale of Housing Program Manager at 651.266-8989.

Please be particularly aware of the special requirements surrounding the sale of Registered Vacant Buildings, governed by the Saint Paul Legislative Code (see web page http://www.ci.stpaul.mn.us > Government > Safety and Inspections > Vacant Buildings). If the dwelling is on the Registered Vacant Building list, its category (1, 2 or 3) and the requirements for the sale of the dwelling will be automatically entered on the Page 1 of the TISH report. All dwellings must have a current inspection report to be marketed for sale. If there is no existing, qualified, City inspection (the Certificate of Code Compliance or Certificate of Occupancy) then a TISH report must be obtained. If there are any questions about this requirement, contact either the Truth-in-Sale of Housing Program Manager, or the Vacant Building Sale Coordinator at 651-266-8989.

http://www.ci.stpaul.mn.us/index.aspx?nid=1090


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TOOLS OF THE TRADE

The evaluator is expected to have, at a minimum, the following tools and aids to assist with the actual evaluation. The minimum equipment necessary would be:

1. A 4 to 5 foot step ladder (or one of sufficient size to allow the evaluator to easily access attic spaces).

2. A 12' measuring tape 3. A flashlight 4. A sharp instrument or tool such as an awl or ice pick 5. An electrical outlet testing device equipped with GFCI tester 6. An electrical outlet testing device with 2 flexible leads 7. Binoculars

SETTING THE APPOINTMENT

The evaluator should discuss and settle upon a fee for the initial inspection and any subsequent inspection(s) before making an appointment. The evaluator should make a definite appointment time for the evaluation and then keep that appointment. Immediately upon arriving at the premises, the evaluator’s identification shall be shown to the owner/agent/occupant. The evaluator should have prepared the home seller, in advance, for this evaluation by informing the seller that:

1. Access needs to be provided to all spaces, including the garage, attic and all mechanical systems. All obstructions and necessary personal items should be removed prior to the evaluation. If the owner/occupant refuses to make the attic accessible, the evaluator shall indicate this fact on the report.

2. All heating systems (in the specified season) should be up and running.

3. A Truth-in-Sale of Housing evaluation does not replace a Code Compliance Inspection Report. Refer the home seller to the Department of Safety and Inspections Vacant Buildings program at 951-266-8989.

CONDUCT DURING THE EVALUATION

If present the owner/occupant may be invited to accompany you on your evaluation. Make it clear to the owner/occupant the Truth-in-Sale of Housing evaluation is based upon a visual inspection; an evaluator is not expected to remove cover plates and/or access doors requiring the use of tools, and does not require the owner/occupant to do so, either. Politely suggest that the owner/occupant ask all questions they wish and request that they point out features known to them that may assist in determining the age and/or condition of the dwelling’s mechanical and electrical systems. This is not a mandatory requirement, but it may serve to furnish you with considerable information concerning the age and/or condition of the structural, mechanical and electrical components of the dwelling.

Saint Paul Uniform Guidelines – Forward last Amended on 10/14/09 Adopted on 02/01/02, Guidelines Last Amended on 01/29/03

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Tell the owner that after the evaluation, you will be glad to discuss the report. You should go over the items marked as “C”, “B”, or “H” and inform the owner that the City of Saint Paul does not require repairs, except for the installation of a Hard-Wired Smoke Detector where none exists, or is improperly installed. Further explain that an electrical inspector from the Department of Safety and Inspections will follow-up to be sure that one is installed or installed correctly. A permit is required. Inform the owner/occupant that City permits may be required for any repairs or corrections the seller or buyer chooses to undertake. All questions regarding permits should be addressed to the Department of Safety and Inspections at 651-266-8989. If there are any questions about the City notifications or alerts printed on Page 1 of the TISH report, have the owner/seller contact the agency designated in the alert. If there are open permits, have the owner/seller contact the Department of Safety and Inspections Construction Services trade inspector. Call the City’s Information and Complaint phone number, 651-266-8989 for that information

COMPLETING THE DISCLOSURE REPORT FORM

The Truth-in-Sale of Housing Disclosure Report form must be filled out completely, following all instructions on the form and in these Guidelines, in ink, or typed, or computer-generated. Saint Paul’s program is “disclosure only”, there are no required repairs to be made, which places an additional burden upon the evaluator to be as complete and accurate as it is possible to be.

If any numbered item for evaluation cannot be viewed to be evaluated, the minimum acceptable rating is, “Comment” - with the reason for no evaluation, Y/N, M, B, or H. If no reason is given, the report is incomplete and will be returned to the evaluator to finish, and will be subject to a late fee if not re-submitted within the allowed filing period.

Every entry in the “Comment” area of the report must be preceded by the Item Number AND the Rating to which your Comment refers. If you have multiple ratings at an Item, e.g. B/H, then you must write a separate Comment for each Rating at that Item number, so the reader is able to distinguish why there are two Ratings, and what observation relates to each Rating.

All comments must be simple statements of the conditions observed; be sure your comments are not a diagnosis of a problem. Do not make value judgments or recommendations. Do not include any editorial comments, not about the completeness of the report nor a comparison statement to any other type of home evaluation report.

ADMINISTRATIVE DUTIES

This list is not all-inclusive. See Chapter 189.15 – Duties of Evaluators, for other duties. 1. Any forms that evaluators file, as amendments, must be submitted according to the same time

lines as an initial Truth-in-Sale of Housing Disclosure Report, per Chapter 189. 2. All evaluator-produced, or computer-generated, forms must be pre-approved by the St. Paul

Truth-in-Sale of Housing program prior to their use. 3. The evaluator shall completely and clearly fill out the Truth-in-Sale of Housing Disclosure

Report form. Write the address and date lengthwise in the area provided. If the report is not computer-generated fill out the form neatly and in blue or black ink. Do not leave any Ratings

Saint Paul Uniform Guidelines – Forward last Amended on 10/14/09 Adopted on 02/01/02, Guidelines Last Amended on 01/29/03

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spaces blank. A blank space leaves the reader wondering if it was omitted and why, or if it doesn’t apply. Enter something (such as “N/A”) and explain, if needed.

4. For a minimum of three (3) years from the date of an evaluation each evaluator must be able to produce a paper, hard-copy, of any and all reports to any person who requests one, and be able to provide proof of filing the report and payment of the filing fee. This information must be provided to the program manager no later than forty-eight (48) hours after the receipt of the request or no later than ten (10) days from the mailing of the request, whichever date occurs first.

5. Each evaluator is required to meet the Board’s Continuing Education requirements, each calendar year, which also corresponds to the licensing year. Approval of the credits is at the discretion of the Board Secretary and/or the Truth-in-Sale of Housing Program Manager.

6. All reports must be filed within 7 calendar days of the date of the evaluation, or will be subject to a late fee, and the .pdf copy of the report must be submitted to the TISH program email box within 3 days of the computer data entry/filing of the evaluation or be subject to a late fee, or otherwise meet the filing requirements as specified in Chapter 189 of the Saint Paul Legislative Code, or as lawfully adopted by the Board.

OTHER

Should any questions arise, contact the St. Paul Truth-in-Sale of Housing Program Manager at 651-266-8989.


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The following is the text of the Code of Ethics adopted by the Saint Paul Truth-in-Sale of Housing Board, for Truth-in-Sale of Housing evaluators licensed in Saint Paul, last amended on 7/13/05.

City of Saint Paul CODE OF ETHICS

FOR TRUTH-IN-SALE OF HOUSING EVALUATORS

1. The evaluator will not discriminate in providing services and establishing fees.

2. The evaluator, while acting as such, will not operate under the use of alcohol, drugs or narcotics, even if prescribed by a physician, which may impair his/her judgment or performance as an evaluator.

3. The evaluator will not knowingly re-evaluate any premises for which a previous evaluation remains in force. However, if since a prior inspection, conditions have changed or repairs have been made of items noted as “Below Minimum Standards” or “Hazardous”, or were not accessible, in such inspection the evaluator who made the prior inspection may re-evaluate the premises.

4. The evaluator will be responsible at all times to execute his/her duties with due care and in good faith, in compliance with the laws and regulations of the City of Saint Paul, in compliance with the Saint Paul Evaluator Guidelines and Board Resolutions applicable to the conduct of evaluators and evaluations, as adopted by the Board, and with the evaluator’s Code of Ethics. Failure of the evaluator to comply with the law and Board direction through the Evaluator Guidelines and Resolutions shall constitute an infraction of the Code of Ethics.

5. The evaluator, while acting as such, will not engage in conduct that in any way is in violation of any law or ordinance, or is in contravention of good order and decorum.

6. The evaluator will respond to all complaints received regarding his/her evaluation services in a timely manner.

7. The evaluator will not knowingly submit or prepare for a homeowner, an evaluation which contains false or misleading statements. All evaluations made shall be completed upon the forms supplied or approved by the Board, and shall be submitted to the duly appointed recipient and custodian of such completed forms.

8. Failure of the evaluator to respond to the requests, written or oral, of the Board shall constitute an infraction of the Code of Ethics.

9. The evaluator will not evaluate properties in which he/she or his/her immediate family has an interest. For purposes of this provision, immediate family shall mean parents, children, spouse and siblings. Immediate family shall further mean those persons living together in a dwelling comprising a single housekeeping unit.

10. The evaluator will not evaluate properties in which an interest is claimed or had by his/her employer, or by a person or entity retaining him/her for services other than such evaluations, or by a real estate company with which he/she is otherwise associated.


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11. The evaluator, while acting as such, will not endorse specific materials or firms. He/she will not appraise the value, or estimate the costs of repairs or services for properties he/she is evaluating. The evaluator will not make any repairs or additions to a property he/she has evaluated, during the time period the evaluation he/she conducted is valid, nor will he/she make a Truth-in-Sale of Housing evaluation for any property for which he/she has made any repairs or additions within the last ninety (90) days.

12. The evaluator, while acting or advertising his/her services as such, will not solicit the property for sale, nor suggest services of specific agencies or agents.

FOR THE PURPOSE OF THIS CODE OF ETHICS THE WORD “INTEREST” IS DEFINED AS ANY INTEREST WHICH SHALL YIELD, DIRECTLY OR INDIRECTLY, A MONETARY OR OTHER MATERIAL BENEFIT TO THE EVALUATOR (OTHER THAN THE DULY AUTHORIZED FEE FOR SERVICE), THE SPOUSE OR ANY DEPENDENT OF SUCH EVALUATOR, THE EMPLOYER OF THE EVALUATOR, OR TO ANY OTHER PERSON WHO RESIDES WITH THE EVALUATOR.


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TABLE OF CONTENTS

BASEMENT/CELLAR 1. Stairs & Handrails ........................................................ 1 2. Basement/Cellar Floor ..................................................... 1 3. Foundation 1 4. Evidence of Dampness or Staining .......................................... 2 5. First Floor, Floor System ................................................. 2 6. Beams & Columns ........................................................... 2

ELECTRICAL SERVICE(S) 7. Service Size .............................................................. 3 8. Electrical Service Installation/Grounding ................................. 3 9. Electrical Wiring, Outlets & Fixtures ..................................... 3

PLUMBING SYSTEMS 10. Floor Drain(s ............................................................. 4 11. Waste and Vent Piping (all floors ......................................... 4 12. Water Piping (all floors) ................................................. 4 13. Gas Piping (All Floors) ................................................... 5 14. Water Heater(s) Installation(s ............................................ 5 15. Water Heater(s) Venting and Combustion Air Supply ......................... 6 16. Plumbing Fixtures ......................................................... 7

HEATING SYSTEM 17. Heating Plant(s) .......................................................... 7 17a. Installation and Visible Condition ........................................ 7 17b. Viewed In Operation ...................................................... 10 17c. Combustion Venting ....................................................... 10 18. Additional Heating Unit(s) ............................................... 11 19. Additional Comments ...................................................... 11

KITCHEN 20. Walls & Ceilings ......................................................... 11 21. Floor Condition & Ceiling Height ......................................... 12 22. Evidence of Dampness or Staining ......................................... 12 23. Electrical Outlets & Fixtures ............................................ 12 24. Plumbing Fixtures ........................................................ 12 24. Water Flow ............................................................... 13 26. Window Size and Openable Area or Mechanical Exhaust ...................... 13 27. Condition of Windows/Mechanical Exhaust, and Doors ....................... 13

LIVING & DINING ROOM(S) 28. Walls & Ceilings ......................................................... 14 29. Floor Condition & Ceiling Height ......................................... 14 30. Evidence of Dampness or Staining ......................................... 14 31. Electrical Outlets & Fixtures ............................................ 14 32. Window Size & Openable Area .............................................. 15 33. Window and Door Condition ................................................ 15

HALLWAYS, STAIRS & ENTRIES 34. Walls, Ceilings & Floors ................................................. 15 35. Evidence of Dampness or Staining ......................................... 15 36. Stairs & Handrails to Upper Floors ....................................... 16 37. Electrical Outlets & Fixtures ............................................ 16 38. Window and Door Condition ................................................ 18 39. Smoke Detector(s ......................................................... 18

BATHROOM(s) 40. Walls & Ceilings ......................................................... 19 41. Floor Condition .......................................................... 19 42. Evidence of Dampness or Staining ......................................... 19 43. Electrical Outlets & Fixtures ............................................ 19 44. Plumbing Fixtures ........................................................ 20 45. Water Flow 20


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46. Window Size and Openable Area or Mechanical Exhaust ...................... 21 47. Condition of Windows/Mechanical Exhaust and Doors ........................ 21

SLEEPING ROOM(S) 48. Walls & Ceilings ......................................................... 21 49. Floor Condition & Ceiling Height ......................................... 21 50. Evidence of Dampness or Staining ......................................... 22 51. Electrical Outlets & Fixtures ............................................ 22 52. Window Size & Openable Area .............................................. 22 53. Window and Door Condition ................................................ 23

OTHER ROOMS 54. Walls & Floor Condition .................................................. 23 55. Evidence of Dampness or Staining ......................................... 23 56. Electrical Outlets & Fixtures ............................................ 23 57. Window and Door Condition ................................................ 24

ATTIC SPACE (VISIBLE AREAS) 58. Roof Boards & Rafters .................................................... 24 59. Evidence of Dampness or Staining ......................................... 24 60. Electrical Wiring/Outlets/Fixtures ....................................... 24 61. Ventilation .............................................................. 25 62. ADDITIONAL COMMENTS ...................................................... 25

EXTERIOR 63. Foundation (Visible Condition ............................................ 25 64. Basement Cellar Windows .................................................. 25 65. Drainage 26 66. Exterior Walls ........................................................... 26 67. Doors (Frames/Storms/Screens ............................................. 26 68. Windows (Frames/Storms/Screens ........................................... 26 69. Open Porches/Stairways and Decks ......................................... 27 70. Cornice & Trim ........................................................... 27 71. Roof Structure & Covering ................................................ 27 72. Gutters & Downspouts ..................................................... 28 73. Chimneys 28 74. Outlets, Fixture & Service Entrance ...................................... 29

GARAGE(S)/ACCESSORY STRUCTURES 75. Roof Structure & Covering ................................................ 29 76. Wall Structure & Covering ................................................ 29 77. Slab Condition ........................................................... 30 78. Garage Doors ............................................................. 30 79. Garage Opener ............................................................ 30 80. Electric 30 81. ADDITIONAL COMMENTS ...................................................... 31

FIREPLACES/WOODSTOVES 82. Damper Installed in Fireplace ............................................ 31 83. Installation ............................................................. 31 84. Condition 31

SUPPLEMENTAL INFORMATION ENERGY INFORMATION

85. Attic Insulation ......................................................... 31 86. Foundation Insulation .................................................... 32 87. Knee Wall Insulation ..................................................... 32 88. Rim Joist Insulation ..................................................... 32 89. Additional Comments ...................................................... 32


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ILLUSTRATIONS 26., 46., 52. 1. Egress Window Diagram....................................... 34 26., 46., 52. 2. Window Area Calculation Chart............................... 35

APPENDICES 11C. 1. Mechanical Joints, SPC 4715.0800 subp.5..................... 36 66., 76. 2. Chapter 71. House Numbering (partial reprint)............... 38 68B. 3. Double Cylinder dead bolt locks............................. 40


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BASEMENT/CELLAR

1. Stairs & Handrails:

A. Determine if the stairway(s) leading to the basement/cellar are safe to use and capable of supporting the load that normal use would cause to be placed upon them. If stairway is unsafe or not capable of supporting such loads this item will be marked as “Hazardous”.

B. Check stringer for any signs of decay, sagging or deterioration. If any of these conditions exist this item will be marked as “Below Minimum Standard”.

C. Determine if the stair rise (8 inch maximum), run (9 inch minimum), and width (36") are proper. Determine if the rise and run of the treads are even and/or uniform. If any of these conditions are not met this item will be marked as “Below Minimum Standard”.

D. Determine if headroom is six feet eight inches (6' 8"). If not, mark this item as “Below Minimum Standard”.

E. Determine if the handrail(s) are properly installed and securely attached at the proper height (34 to 38 inches high, as measured from the nose of the tread). The Handrail(s) shall be full length, with ends returned, and located on the open side of the stairway. If a stairway has both sides open a handrail shall be present on both sides. If any of these requirements are not met, this item will be marked as “Below Minimum Standard”. If the stairway has an open side it must also have a guardrail (or wall) that is a minimum of 36 inches in height with intermediate rails that are spaced so that a 4 inch sphere cannot pass through the openings. If this criteria is not met mark this item as “Below Minimum Standard”.

2. Basement/Cellar Floor:

A. Check the floor/slab for evidence of heaving, buckling, large cracks, holes or raised edges, or other conditions. If these conditions are encountered this item will be marked as “Comment”, with an explanation. If in the evaluator’s opinion there is a condition that may be a potential trip hazard, or if the floor/slab is not in a professional state of repair, mark this item as “Below Minimum Standard”.

B. If there is no slab or other durable surface or if the slab does not cover all useable floor areas of the basement/cellar this item will be marked as “Below Minimum Standard”.

3. Foundation:

A. Carefully check the basement/cellar walls for leaning, cracking, buckling or bulging conditions which may indicate structural failure. If in the Evaluator's estimation there is a potential for immediate structural failure mark this item as “Hazardous”.

B. Check for any missing, cracked or deteriorated blocks, bricks stones or mortar, note any spalling of walls and or blistering paint. If any of these conditions exist this item will be marked as “Below Minimum Standard”.

C. Where crawl spaces exist, the evaluator need not access these spaces, but will use any holes or openings into these spaces to evaluate the visible foundation. Any walls not in a professional state of repair should be noted and marked as “Below Minimum Standard”.

D. Evaluate the masonry foundation wall(s). If they are concealed or covered, state so in the Comment Section and identify the obstruction. If the masonry walls are covered by installed building or remodeling materials evaluate and grade the installation as you would any other wall. Mark “Below Minimum Standard” any wall or wall covering not found to be in a professional state of repair.


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4. Evidence of Dampness or Staining

A. Check for any indications of past or present dampness or staining (dampness, stains, efflorescence or decay), and mark either “Yes” or “No”. If “Yes”, a comment must be present in the Comment section of the report. Pay particular attention to the bottom of any wood (stair stringers, columns, shelving, and paneling) in contact with the slab/floor when checking for this evidence.

B. If area(s) are concealed or covered state so in the Comment Section and identify the obstruction and indicate the extent of the concealment. Evaluate and grade the installation of what is visible, or uncovered.

5. First Floor, Floor System:

A. Check all floor joists and other wood framing members for rot, decay and insect damage. Also check for improper holes and/or notches*, over spanning, lack of supports or improper support. If any of these conditions exist this item will be marked as “Below Minimum Standard”. If there are signs of structural failure or there is a potential for immediate structural failure, mark this item as “Hazardous”. The evaluator will utilize a sharp instrument to determine if deterioration exists. Special attention should be given to areas where wood enters masonry walls. * Some notching and boring is acceptable. Consult the appropriate notching and boring guide for specifics.

B. Check the sub-floor for decay and evidence of water seepage that could indicate leaks in the plumbing system. If decay exists on the sub-floor mark this item as “Below Minimum Standard”. If evidence of water seepage a comment must be present in the Comment section of the report.

C. Where crawl spaces exist, the evaluator need not access these spaces, but will use any holes or openings into these spaces to evaluate the visible floor joists and sub-floor system. Check to see that the proper clearances to the soil (18 inch minimum, unless treated) exist. If they do not, mark this item as “Below Minimum Standard”.

D. If area(s) are concealed or covered by permanent building materials, “Comment”, and indicate the extent of concealment and condition of what is visible, or uncovered

6. Beams & Columns:

A. Check all beams and columns for rot, decay and insect damage. Also check for improper holes or notches, sagging, lack of support or improper supports. If any of these conditions exist this item will be marked as “Below Minimum Standard”. If there are signs of structural failure, or a potential for immediate structural failure, mark this item as “Hazardous”. The evaluator will utilize a sharp instrument to determine if deterioration exists. Special attention should be given to areas where wood enters masonry.

B. The minimum standards do not specifically require that the columns be supported on a surface above the basement/cellar floor; however, the evaluator shall determine if the columns remain sound, and in good structural condition by utilizing a sharp instrument at the floor level. If the column is not in sound condition this item will be marked as “Below Minimum Standard”.

C. The use of adjustable posts or other temporary types of supports may indicate a structural problem, and the presence of such temporary supports should be carefully examined and noted as a comment in the Comment section of the report. Any adjustable post not made permanent by removing the pin


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and spot-welding or peening the thread and properly anchoring the post will be marked as “Below Minimum Standard”.

D. Check for evidence that the columns have settled, if found this item will be marked as “Below Minimum Standard”.

E. Where crawl spaces exist, the evaluator need not access these spaces, but will use any holes or openings into these spaces to evaluate the visible columns and beams. Check to see that the proper clearances to soil (6" for columns, 12" for beams, unless treated) exist. If they do not, mark this item as “Below Minimum Standard”.

F. If area(s) are concealed or covered by permanent building materials, “Comment”, and indicate the extent of concealment and condition of what is visible, or uncovered.

ELECTRICAL SERVICE(S)

7. Service Size:

A. Determine the amperage and voltage rating of the service, and indicate in the space provided. The evaluator is not required to remove the service panel cover if tools are required to do so, but shall determine the service size by observing the size and number of service entrance wires, the size of the service conduit, the rated size of the service panel and the size of the main fuse or circuit breaker.

8. Electrical Service Installation/Grounding:

A. Determine if the service installation is safe and properly installed and maintained. If not mark this item as “Below Minimum Standard”.

B. Check to insure all panel box components are in place, i.e. knockouts, covers, and doors. If missing mark this item as “Hazardous”.

C. Check for over fusing, tampering, or overloading and if found mark this item as “Hazardous”.

D. Check the service ground. The service ground must be connected directly to the street side of the water meter and either to a continuous metal water pipe, or to a grounding electrode (a metal rod driven into the soil). There must always be a jumper wire installed around the water meter. If ground is not present or is not properly connected, this item will be marked as “Hazardous”.

9. Electrical Wiring, Outlets & Fixtures:

A. Determine if the minimum number of electrical outlets and fixtures required by the MPMS are provided in the basement/cellar area. If not mark this item as “Below Minimum Standard”.

B. Determine if all visible wiring in the basement/cellar area has been installed maintained and energized in a manner which complies with the current National Electrical Code, the code applicable at the time of installation. If not, mark this item as “Below Minimum Standard”. If conditions are viewed such as missing cover plates, open junction boxes, missing knockouts, and/or exposed wires, this item will be marked as “Hazardous”. Knob and tube wiring covered by insulation shall be marked as “Hazardous”. Extension cords used in lieu of permanent wiring shall be marked as “Hazardous”.

C. The evaluator will randomly check at least half of all outlets with an electrical outlet testing device, to determine if all grounding type outlets are properly wired. If not, mark this item as “Below Minimum Standard”. If any grounding type outlets are found to not be grounded, mark


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this item as “Hazardous”.

D. The evaluator shall determine if there are any ungrounded metallic light fixtures and/or electrical outlets located within 8 feet vertically or 5 feet horizontally of a grounded surface. Such ungrounded fixtures or outlets will be marked as “Hazardous”. Note: Remember a two pronged outlet can be grounded. To determine this, a pigtail type electrical tester must be utilized.

PLUMBING SYSTEM

10. Floor Drain(s)

A. If no floor drain has been provided the evaluator will note this by printing N/A in the space provided, and must comment that no floor drain was found.

B. Determine if the floor drain has a water seal trap, a tight fitting secure cleanout plug, a secure grate, is free of debris, and appears to be functioning. If these conditions do not exist, mark this item as “Below Minimum Standard”. If no cleanout plug is present or if it is clogged, mark this item as “Hazardous”.

11. Waste and Vent Piping (all floors):

A. Check the visible waste and vent lines for signs of leakage or seepage, if present mark this item as “Below Minimum Standard”.

B. Check for repairs made with improper materials (tape, rags, tar or putty, etc.), if present mark this item as “Hazardous”.

C. If improper saddle-type connections are present indicate this as “Below Minimum Standard”. (SPM allows some; See Addendum, #1., for text of State Plumbing section 4715.0800 subp. 5)

D. Determine if all visible waste and vent pipe are of approved materials. If they are not, and if ABS or PVC plastic waste pipes are improperly connected and/or mixed together, mark these conditions as “Below Minimum Standard”.

E. Determine if all visible waste lines are properly vented, if not mark this item as “Below Minimum Standard”.

F. Check to see that all abandoned waste or vent lines have been properly plugged or capped with approved materials. If not, mark this item as “Hazardous”.

G. Determine if a cleanout for the building sewer is provided, either at the wall where the waste system leaves the building, or at the base of the main stack. If no such cleanout is provided mark this item as “Below Minimum Standard”.

H. A sump pump must drain directly to the outside. Mark as “Below Minimum Standard” if it drains to the sewer line.

I. All shower stalls must have proper waste and vent plumbing and a curb-type enclosure. Whenever the water from the shower is in a confined area it must have a proper waste and vent. If determined to be not properly plumbed, mark as “Below Minimum Standard”.

12. Water Piping (all floors):


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A. Determine if all water piping has been properly installed and supported, utilizing approved materials, if not mark this item as “Below Minimum Standard”. Rubber hose is unapproved for use as interior water supply piping. Plastic water piping (CPVC and Poly Butylene) must meet all requirements for installation and materials. If unable to determine the type of materials used, indicate this in the “Comment” Section of the report.

B. Check the water piping for crimping that may seriously restrict water flow and record these conditions as “Below Minimum Standard”.

C. Record as “Below Minimum Standard” the presence of unapproved repair clamps or saddle-type connections on the water supply lines. (See Appendix, #1.)

D. Determine if the water piping is of a size and condition so as to furnish at least two (2) fixtures with an uninterrupted supply of water simultaneously. No more than three (3) fixtures can be supplied by a 2 inch pipe. If these conditions do not exist mark this item as “Below Minimum Standard”.

E. Note if any water piping enters into unheated areas of the building where it would be subject to freezing during cold weather. The evaluator will identify this in the Comment Section of the report.

F. Check exterior fixtures. Rate at “Below Minimum Standard” if there is no sillcock back-flow preventer.

G. All floors, interior: Any water outlet above the spill line and with an attached hose on the water outlet requires a backflow prevention device. If no such device is present, mark this item “Below Minimum Standard”.

H. If the water source is off in the entire dwelling, mark this condition as “Hazardous”.

13. Gas Piping (All Floors):

A. Determine if all visible gas piping has been properly installed and supported using approved materials. If not mark this item as “Below Minimum Standard”. Note: New construction is using approved flex line and connector(s). However, in no instance may there be flex line through flooring, walls, cabinets, or ceilings. Mark as a “Comment” any kinks in gas line(s); mark as “Below Minimum Standard” any kinks that may resist flow.

B. Determine if all the gas piping to appliances are provided with a lever handle shut-off valve (located within 3 feet of the appliance and in the same room as the appliance), if not mark this item as “Below Minimum Standard”. If valves are missing or broken mark this item as “Hazardous”.

C. Determine if flexible corrugated gas appliance connectors (including gas supplies to ranges and clothes dryers) have been properly installed. If improper connectors are found, indicate the installation as “Below Minimum Standard”. If the connector is flare fitted and either stainless steel or double walled (in the case of those installed inside a range) the installation is acceptable.

D. Check to see that the required drip leg or dirt tee is provided on the gas line to all thermostatically controlled appliances. The lack of a drip leg or dirt tee will be marked as “Below Minimum Standard”.

E. Determine if all abandoned gas piping has been properly plugged or capped. Any uncapped or improperly capped piping will be marked as “Hazardous”.

14. Water Heater(s) Installation(s):


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A. Check the visible condition of the water heater. Mark as “Below Minimum Standard” any evidence of rusting, or leakage from the drain cock or t/p valve. Mark as “Hazardous” any evidence of scorching, or any missing or broken control valves, or leaking from the tank.(Note: Section reworded for clarity; no deletions or additions to the meaning have been made.)

B. Determine if the water heater is located over a noncombustible floor and is set firmly in place. If the water heater is installed on a combustible floor and the original manufacturer’s installation guidelines are not present, comment in the Comment Section, Awater heater installed on combustible surface. Manufacturer’s guidelines not present”.

C. Determine if the water heater is provided with a combined temperature and pressure relief valve. If no relief valve is provided mark this item as “Hazardous”. Check to see that the relief valve is properly attached to the hot water pipe within the stated distance on the valve, or installed within the top six (6) inches of the water heater. If the relief valve is not properly installed mark this item as “Hazardous”.

D. Check to see that there is a drain (discharge) pipe attached to the relief valve. The pipe must be piped to within 6 to 18 inches of the floor, unthreaded and uncapped on the bottom end, and the same size as the relief valve outlet for the full length. The pipe must be of an approved material (plastic is not an approved material). If any of these conditions are not met, mark this item as “Below Minimum Standard”. If the t/p valve does not meet the approved installation standard, note in the Comment Section, “improper installation”. If the pipe is capped off or plugged mark this item as “Hazardous”.

E. The evaluator is not required to test the relief valve, however if a visual inspection indicates that the relief valve could be inoperative, this condition shall be marked as “Hazardous”.

15. Water Heater(s) Venting and Combustion Air Supply:

A. Determine if a gas fired water heater is provided with a draft hood (diverter), and the vent piping is of an approved material (black vent pipe is not approved for use with gas fired appliances), pitched upward toward the chimney, properly secured with 3 screws at each joint, and properly supported. If any of these conditions are not met mark this item as “Below Minimum Standard”. If vent line is deteriorated, separated, missing, or not sealed to the chimney, mark this item as “Hazardous”.

B. Check for back spillage at the draft hood. This can be tested by turning on a hot water faucet and allowing the water to run until the water heater is ignited. At that time a match or smoke should be placed near the draft hood to test if it is properly drafting up the vent pipe. If it is not drafting properly this item will be marked as “Hazardous”.

C. Determine if the vent piping has the proper clearance to combustible materials, if the proper clearance is not provided mark this item as “Below Minimum Standard”

D. If the water heater vent enters another appliance vent line, it must enter that line at a forty five (45) degree angle and be consistent with the flow of the vent line entered. If these conditions are not met mark this item as “Below Minimum Standard”.

E. If the evaluator finds the water heater to be located in a confined space, it shall be determined if proper combustion air is provided to the water heater by an opening into the space. The combustion air intake shall not be smaller than the area of the flues of all appliances located within the space. One-half of the combustion air intake should be located within twelve (12) inches of the floor, and one-half within twelve (12) inches above the draft diverter. If these conditions are not met mark this item as


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“Below Minimum Standards”. Mark as “Hazardous” any venting into the room.

F. “Comment” if water heater is electric.

16. Plumbing Fixtures:

A. Plumbing fixtures required to be evaluated by Item 16 are those plumbing fixtures located in the basement/cellar (unless included in Item 44). The evaluator shall determine if these plumbing fixtures are properly installed, and properly vented. If they are not, these fixtures will be marked as “Below Minimum Standard”. If the fixture is not provided with a water sealed trap, mark this item as “Hazardous”.

B. Record as “Below Minimum Standard” any plumbing fixtures that are broken, cracked, leaking, deteriorated or not maintained, so as to create an unsanitary condition. If the leaking fixture is leaking waste mark this item as “Hazardous”.

C. All plumbing fixtures, where water supply has been disconnected, will be marked as “Hazardous”, as the water in the trap will evaporate.

HEATING SYSTEM

17. Heating Plant(s):

A. Determine the type of main heating system and the type of fuel used, and mark this information in the space provided.

B. If more than one main and one auxiliary heating system is installed, the evaluator shall note the type of systems and fuels used, in the Comment Section of the report.

17a. Installation and Visible Condition:

A. Check the exterior and interior areas of the heating plant, which are visible, by removing cover panels that do not require the use of tools, for signs of leakage, cracks, rust and scorched areas and for missing or deteriorated seals.

If found, the following items will be marked as “Hazardous”...

1. Signs of leakage.

2. Cracks in the combustion chamber.

If found, the following items will be marked as “Below Minimum Standard”...

1. Rusted areas.

2. Scorched areas.

3. Cracked and/or damaged casing.

B. Check for proper clearances to combustibles. The clearance rating may be noted on the name plate of the appliance. If improper clearance to combustibles mark this item as “Hazardous”. If clearance to combustibles rating is not found or determined this should be stated in the Comment Section of the report.

C. Check for the required safety controls. The evaluator need not test the safety controls to determine if they operate, but if a safety control is missing or visibly defective, the evaluator will mark this item as “Hazardous”.

1. The evaluator shall check to see that gas fired heating plants have the following safety controls:

a. Thermostat.

b. Burner High Limit Control.


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c. Lever Handle Gas Shut-off.

d. Gas Pressure control Valve.

e. Thermocouple.

f. Fan Limit Control Switch (for warm air furnaces).

2. The evaluator shall check to see that fuel oil fired heating plants have the following safety controls:

a. Thermostat.

b. Burner High Limit Control.

c. Stack Control or Photo Electric Cell.

d. Fan Limit Control Switch (for warm air furnaces).

D. The evaluator will check for and record the presence of the following conditions:

1. Gas Fired Heating Plants:

a. Look for excessive condensation within the dwelling, this could result in or be the result of a rusted or cracked heat exchanger, or a rusted or blocked vent connector or blocked chimney. A comment should be made if this condition is found.

2. Fuel Oil Fired Heating Plants:

a. Look for excessive soot build-up by the heat registers within the dwelling, this could be the result of a rusted or cracked heat exchanger, if found mark this item as “Below Minimum Standard”.

3. Electric Heating:

a. Check the rating panel on the heating equipment to determine if an adequately sized branch circuit is provided, if not this item will be marked as “Below Minimum Standard”. If a rating panel cannot be located a comment regarding that should be made.

b. Check all visible wiring to determine if it is properly installed, if not follow the guidelines for Item #9.

4. Warm Air Heat:

a. Determine if duct work is in good condition, properly secured and air tight at connections. If these conditions are not met this item will be marked as “Below Minimum Standard”.

5. Hot Water Systems:

a. Check the water supply piping leading to the boiler for a backflow preventer or a check valve, if none found mark this item as “Hazardous”.

b. Check the boiler and expansion tank to determine if a drain valve has been provided to allow proper draining of the boiler and expansion tank. If no such valves are found mark this item as “Below Minimum Standard”. If the expansion tank is open to the atmosphere, no drain valve is required.

c. Check the boiler and expansion tank to determine if a shutoff valve is provided. If no such valves are found mark this item as “Below Minimum Standard”. The shutoff valve for the boiler should be located on the water supply line. The shutoff valve for the expansion tank should be located in the line between the boiler and the expansion tank. If the expansion tank is open to the atmosphere, no shutoff valve is required.


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d. If no expansion tank is present or visible this item will be marked as “Below Minimum Standard”.

e. Determine if the boiler is provided with a combined temperature and pressure relief valve. If no relief valve is provided mark this item as “Hazardous”.

f. Check to see that there is a drain (discharge) pipe attached to the relief valve. The pipe must be piped to within 6 to 18 inches of the floor, unthreaded and uncapped on the bottom end, and the same size as the relief valve outlet for the full length. The pipe must be of an approved material. If any of these conditions are not met mark this item as “Below Minimum Standard”. If the pipe is capped off or plugged mark this item as “Hazardous”.

g. The evaluator is not required to test the relief valve, however if a visual inspection indicates that the relief valve could be inoperative, this condition shall be marked as “Hazardous”.


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6. Steam Heat Systems:

a. Check the water supply piping leading to the boiler for a backflow preventer or a check valve, if none found mark this item as “Hazardous”.

b. Check the steam heat boiler to determine if an automatic low water cutoff valve has been provided. If no valve is found, mark this item as “Hazardous”.

c. Determine if the boiler is provided with a combined temperature and pressure relief valve. If no relief valve is provided mark this item as “Hazardous”.

d. Check to see that there is a drain (discharge) pipe attached to the relief valve. The pipe must be piped to within 6 to 18 inches of the floor, unthreaded and uncapped on the bottom end, and the same size as the relief valve outlet for the full length. The pipe must be of an approved material. If any of these conditions are not met mark this item as “Below Minimum Standard”. If the pipe is capped off or plugged mark this item as “Hazardous”.

e. The evaluator is not required to test the relief valve, however if a visual inspection indicates that the relief valve could be inoperative, this condition shall be marked as “Hazardous”.

E. Check that all habitable rooms are provided a heat register, a radiator, or other heat source. If any room lacks a heat source, this will be marked as “Below Minimum Standard”. F. Mark as “Below Minimum Standard” any free standing space heater that takes its combustion air from the room in which it is located.

G. If the heating plant is viewed in operation the evaluator shall observe attached pumps or fans to determine if they are properly functioning. If not functioning properly this item will be marked as “Below Minimum Standard”. See #17(b) regarding “viewed in operation”.

17b. Viewed In Operation:

A. The evaluator will attempt to operate the heating plant only during heating season (October through March) by following these guidelines, and indicate in the space provide either a “Y” for yes or “N” for no.

1. The evaluator shall only operate the heating plat by turning up the thermostat. He/she is not required to light pilots or burners, if they will not ignite by turning up the thermostat. If the heating plant has not been in operation for thirty (30) days or more, the evaluator is exempt from conducting the operations test.

17c. Combustion Venting:

A. Determine if the visible venting system is of adequate size based on the number of appliances using the vent system, by using the tables provided the evaluator for such purpose. If the vent size is inadequate mark this item as “Below Minimum Standard”.

B. Check to see that the vent lines are free of rust and holes, that the vent line runs uphill, the joints are tight and secured with 3 screws, and that the vent is tightly sealed to the chimney.

The following conditions will be marked as “Hazardous”...

1. Holes in the vent line.

2. Vent line is not tightly sealed to the chimney.

3. Vent line has gaps and/or is disconnected.


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The following conditions will be marked as “Below Minimum Standard”...

1. Vent line does not run uphill.

2. Vent connections do not have the proper number of screws at each connections.

3. Improper materials used in vent line.

C. Determine that the vent line enters an approved chimney for the type of fuel used, if not mark this item as “Below Minimum Standard”.

D. If vent lines from numerous appliances intersect they should intersect at a forty five (45) degree angle and be consistent with the flow of the vent line entered. If these conditions are not met mark this item as “Below Minimum Standard”.

E. Check that the vent line has proper clearance to combustibles. If the clearance is not adequate mark this item as “Hazardous”.

F. When the heating plant is operating the evaluator will check the draft diverter for back spillage by following the instructions in Item 15 B.

G. Fuel Oil Fired Systems:

Determine that a barometric draft regulator is provided on the vent connector from the heating plant to the chimney, and that it is in sound working condition. If there is no regulator or if the regulator does not operate properly mark this item as “Below Minimum Standard”.

18. Additional Heating Unit(s).

A. Follow the guidelines for Item 17a through 17c.

19. Additional Comments:

A. This section is to be used for any conditions found in the basement that are not included in Items 1 through 18 and which constitute a defect, hazard, or are in need of specific comments.

1. Mark as “Below Minimum Standard” any incinerator that is connected in any manner to the chimney and/or gas lines.

2. Mark as “Hazardous” any urethane (foam) insulation that does not have proper fire separation.

3. Mark as “Below Minimum Standard” any domestic clothes dryer which is not vented to the outside.

4. Dryer vents for gas dryers shall be of smooth or flexible metal material. The flexible duct shall not exceed 6 feet in length. The total length of the vent is not to exceed 14 feet, including two 90-degree elbows. Two feet shall be deducted for each 90-degree elbow. Mark as “Below Minimum Standard” any vent for a gas dryer that does not meet these requirements.

KITCHEN

20. Walls & Ceilings:

A. Visually inspect all walls and the ceiling to determine if there are any areas of loose plaster, holes or blistering paint and/or texture. If any of these conditions are found, or if components are not kept in a professional state of repair, mark this item as “Below Minimum Standard”. If there is an immediate potential for structural failure, mark this item as “Hazardous”.

B. If walls and/or ceiling have been obviously patched, this should be recorded in the Comment Section of the report.


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21. Floor Condition & Ceiling Height:

A. Check for adequate ceiling height as stated in the “Minimum Property Maintenance Standards”. If ceiling height is inadequate mark this item as “Below Minimum Standard”.

B. Deficiencies and/or damage in the floor shall be marked as “Below Minimum Standard”. “Comment” on any apparent out-of-level floors.

C. By visual inspection, determine if floor is structurally sound, free of holes and capable of supporting normal loads imposed on such floor. If any of these conditions exist mark this item as “Below Minimum Standard”. If there is a potential for immediate structural failure mark this item as “Hazardous”.

D. The evaluator is not required to evaluate the condition of any floor coverings, unless their condition poses a potential hazard.

22. Evidence of Dampness or Staining:

A. Check the entire room, including walls, ceilings and closets for evidence water seepage, stains or water damage. Mark this item as “Y”, yes, if found or “N”, no, if not found. A “Y” must be accompanied by a comment in the Comment Section of the report.

23. Electrical Outlets & Fixtures:

A. Determine if the minimum number of electrical outlets and fixtures required by the MPMS, for this room, are provided. If not, mark this item as “Below Minimum Standard”. According to the Electrical Code all metallic fixture(s) or ungrounded outlet(s) within five (5) feet horizontally or eight (8) feet vertically of grounded surfaces must be grounded, if not, mark this item as “Hazardous”.

B. The evaluator will randomly check at least half of all outlets with an electrical outlet testing device, to determine if the outlets are properly wired. If not, mark this item as “Below Minimum Standard”. If any grounding type outlets are found not to be grounded, or there are malfunctioning GFCI type outlets, mark this item as “Hazardous”.

C. The evaluator will determine if all visible outlets and fixtures and wiring have any missing and/or damaged components. If these missing or damaged components present an immediate potential for electric shock, mark this item as “Hazardous”. If no immediate potential for shock exists, mark this item as “Below Minimum Standard”.

1. If light fixtures are nonfunctional due to lack of bulbs or due to nonfunctional bulbs this should be stated in the Comment Section of the report.

2. If the evaluator notices an excessive number of extension cords in use, or located in inappropriate areas (under floor coverings, through walls or floors) this item will be marked as “Hazardous”.

D. Mark as “Below Minimum Standard” any light fixture located within eighteen inches of a shelf that does not have a protective globe.


A. Determine if kitchen is provided with a sink, drain line, and hot and cold water supply. If any of these plumbing components are missing mark this item as “Below Minimum Standard”.

1. Determine if the water supply lines are properly connected, controls are functioning, and there are no missing, worn or damaged components. If


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these conditions are not met mark this item as “Below Minimum Standard”.

a. If any faucet discharge openings are located below the spill level of the plumbing fixture mark this item as “Below Minimum Standard”.

b. If any water supply line or faucet component is leaking mark this item as “Below Minimum Standard”.

2. Determine if the drain line is properly connected to the sewage system, is of proper materials and is properly vented, if not mark this item as “Below Minimum Standard”.

a. If any part of the waste system is leaking, mark this item as “Hazardous”.

b. The evaluator will determine if all abandoned drain lines are properly capped. If not properly capped mark this item as “Hazardous”.

25. Water Flow:

A. The evaluator will check the flow to the plumbing fixture by opening the lowest (usually the laundry tub) faucet (cold side) or an outside lawn faucet, to its maximum capacity, then test the hot and cold water flow to the fixture by turning on the faucet. 1. If the flow is interrupted, intermittent or the flow is not of an acceptable amount mark this item as “Below Minimum Standard”.

a. The minimal acceptable flow to a fixture is a continuous flow of water not less than a standard pencil in diameter. If the flow just meets this minimum requirement this should be noted in the Comment Section of the report as “Flow is minimal”.

B. If the water is off, or there is no flow, mark this item as “Hazardous”, and comment in the Comment Section, “Water is off”.

26. Window Size and Openable Area or Mechanical Exhaust:

A. Determine if the kitchen is provided with required window area for light, and also the required openable area for ventilation required for a habitable room, except where an approved mechanical ventilation system has been provided. Window area must equal a minimum of ten percent (10%) of the floor area of a habitable room. Openable area must equal a minimum of five percent (5%) of the floor area of the room. If these minimums are not met, mark this item as “Below Minimum Standard”.

B. If a kitchen is windowless, the evaluator will determine if a proper opening exists between the windowless kitchen and any adjoining habitable room. At least fifty percent (50%) of the common wall must be open and unobstructed. The evaluator must then determine if the adjoining room has sufficient window area to provide light and ventilation requirements for both rooms. Windowless kitchens must be provided with a mechanical vent. If these conditions are not met mark this item as “Below Minimum Standard”.

27. Condition of Windows/Mechanical Exhaust, and Doors:

A. Determine if the windows and doors have been kept in a professional state of repair. Check to see that all components are present and in a workable order. Locking hardware is required on all windows up to and including the 2nd story and every other window which is accessible by an adjacent fire escape, stairway, etc. If any of these conditions are not met mark this item as “Below Minimum Standard”.

B. Mark as “Below Minimum Standard” any cracked or broken panes. Mark as “Hazardous” any broken glass with exposed edges that present a cut hazard.

C. Mark as “Below Minimum Standard” any window that does not operate properly


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(i.e., sashes that are painted shut, crank out windows that do not operate, etc.).

D. If the kitchen is provided with a mechanical exhaust the evaluator will determine if the unit is operational. If not, mark this item as “Below Minimum Standard”. (See Attic, item 58 C 1. for venting.)

E. If the kitchen has an interior door which provides access to the basement/cellar, and the door swings over the steps, mark this item “Below Minimum Standard”.

LIVING & DINING ROOM(S)






B. Deficiencies and/or damage in floor shall be marked as “Below Minimum Standard”. “Comment” on any apparent out-of-level floors.




A. Check the entire room, including walls, ceilings and closets for evidence water seepage, stains or water damage. Mark this item as “Y”, yes if found or “N”, no if not found. A “Y” must be accompanied by a comment in the Comment Section of the report.


A. Determine if the minimum number of electrical outlets and fixtures required by the MPMS for this room, are provided. If not, mark this item as “Below Minimum Standard”.

B. The evaluator will randomly check at least half of all outlets with an electrical outlet testing device, to determine if the outlets are properly wired, if not mark this item as “Below Minimum Standard”. If any grounding-type outlets are found to not be grounded mark this item as “Hazardous”.



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32. Window Size & Openable Area: (See Illustrations 1 and 2, pages 32 and 33)

A. Determine if rooms are provided with required window area for light, and also the required openable area for ventilation. Window area must equal a minimum of ten percent (10%) of the floor area of the room. Openable area must equal a minimum of five percent (5%) of the floor area of the room. If these minimums are not met, mark this item as “Below Minimum Standard”.

33. Window and Door Condition:



C. Mark as “Below Minimum Standard” and window that does not operate properly (i.e., sashes that are painted shut, crank out windows that do not operate, etc.).

HALLWAYS, STAIRS & ENTRIES

34. Walls, Ceilings & Floors:

A. Visually inspect all walls and the ceiling to determine if there are any areas of loose plaster, holes or blistering paint and/or texture. If any of these conditions are found, or if components are not kept in a professional state or repair, mark this item as “Below Minimum Standard”. If there is an immediate potential for structural failure, mark this item as “Hazardous”.


C. Check for adequate ceiling height as stated in the “Minimum Property Maintenance Standards”. If ceiling height is inadequate mark this item as “Below Minimum Standard”.

D. “Comment” on any apparent out of level floors.

E. By visual inspection, determine if floor is structurally sound, free of holes and capable of supporting normal loads imposed on such floor. If any of these conditions exist mark this item as “Below Minimum Standard”. If there is a potential for immediate structural failure mark this item as “Hazardous”.

F. The evaluator is not required to evaluate the condition of any floor coverings, unless their condition poses a potential hazard.



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36. Stairs & Handrails to Upper Floors:

A. Determine if the stairway(s) leading to the upper floors are safe to use and capable of supporting the normal loads and use placed upon them. If they are no mark this item as “Below Minimum Standard”. If the evaluator determines that there is an immediate potential for structural failure this item will be marked as “Hazardous”.

B. Determine if the stair rise (8 inch maximum), run (9 inch minimum), and width (36") are proper. Determine if the rise and run of the treads are even and/or uniform. If any of these conditions are not met this item will be marked as “Below Minimum Standard”. If the width of the stairway is less than 30", mark this item as “Below Minimum Standard”, and comment in the Comment section, “width is less than 30".

C. Determine if headroom is six feet, eight inches (6'8"). If not, mark this item as “Below Minimum Standard”.

D. Determine if the handrail(s) are properly installed and securely attached at the proper height (34 to 38 inches high, as measured from the nose of the tread). The Handrail(s) shall be full length, with ends returned, and located on the open side of the stairway. If a stairway has both sides open a handrail shall be present on both sides. If any of these requirements are not met, this item will be marked as “Below Minimum Standard”. If the stairway has an open side it must also have a guardrail (or wall) that is a minimum of 36 inches in height with intermediate rails that are spaced so that a 4 inch sphere cannot pass through the openings. If this criteria is not met mark this item as “Below Minimum Standard”.

E. Determine if guardrail and balusters are present, structurally sound, properly secured and at least thirty eight (38) inches in height, if they are not, mark this item as “Below Minimum Standard”.


A. Determine if the minimum number of electrical outlets and fixtures required by the MPMS, are provided. If not mark this item as “Below Minimum Standard”.

B. The evaluator will randomly check at least half of all outlets with an electrical outlet testing device, to determine if the outlets are properly wired, if not mark this item as “Below Minimum Standard”. If any grounding type outlets are found to be not grounded, mark this item as “Hazardous”.




D. Mark as “Below Minimum Standard” any light fixture that does not have a


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protective globe and is located within eighteen inches of a shelf.


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D If the hallway or stairway has an interior door which provides access down to the basement/cellar or up to the attic, and the door swings over the steps, mark this item “Below Minimum Standard”.

39. Smoke Detector(s):

A. The evaluator will determine if the dwelling is equipped with smoke detector(s). The evaluator will record in the space provided “Y” yes if present. If no smoke detectors are present, mark this item “N”. If any of those present are not functional, mark “H” and Comment in the Comment Section, “Hazardous, smoke detector(s) not functional” and identify the location (if more than one smoke detector is present) of all non-functioning smoke detectors.

B. The evaluator will determine if smoke detector(s) are properly located in the dwelling, if they are not this item will be marked as “N” for no.

1. The smoke detector(s) will be mounted on the ceilings or walls at a point centrally located in a corridor or open area giving access to rooms used for sleeping purposes.

a. Ceiling mounted detector(s) will be located as close to the center as possible, but not within six (6) inches of the intersection of any wall and ceiling.

b. Wall mounted detector(s) will be mounted on a wall within twelve (12) inches of the ceiling, but no closer than six (6) inches to the intersection of the wall and ceiling or any other wall intersection.

C. The evaluator will determine if at least one (1) of the smoke detector(s) located near rooms used for sleeping purposes is hard-wired, if so, record “Y” in the space provided. If not, mark this item “Hazardous”. If the hard-wired smoke detector that is otherwise properly located is non-functional, or if it is connected to a security system that can be deactivated apart from the home’s electrical system, mark this item “N” and Comment in the Comment Section, “HW smoke detector doesn’t work”, or “HW smoke detector connected to a security system.” Installations after March 20th, 1995, require the hard-wired smoke detector to have an internal battery back-up.

D. If additional smoke detectors are provided but are non-functional, Comment in Comment Section.

E. Duplexes are not required to have hard-wired detectors.

BATHROOM(s):

A. Determine if access to the common bathroom can only be had by going through a bedroom and record that fact in the Comment Section of the report.

B. If there is more than one bathroom, comment in the Comment Section to identify to which bathroom rating(s) belong.


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C. Determine if the bathroom(s) have doors and that the door are in workable condition, if not mark this item as “Below Minimum Standard”.

41. Floor Condition:


B. Deficiencies in floor (damages) shall be marked as “Below Minimum Standard”. “Comment” on any apparent out-of-level floors.



E. Bathroom floor(s) should be impervious to water, if not mark this item as “Below Minimum Standard”.




A. Determine if the minimum number of electrical outlets and fixtures required by the MPMS, for this room, are provided. If not mark this item as “Below Minimum Standard”. If any fixtures are located within three(3) feet of the tub/shower area those fixtures must be of an approved wet location type, if not mark this item as “Hazardous”. All metallic fixtures within five (5) feet horizontally or eight (8) feet vertically of grounded surfaces, must be grounded, if not mark this item as “Hazardous”.

B. The evaluator will randomly check at least half of all outlets with an electrical outlet testing device, to determine if the outlets are properly wired, if not mark this item as “Below Minimum Standard”. If any grounding type outlets are found to not be grounded mark this item as “Hazardous”.




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2. If the evaluator notices an excessive number of extension cords in use, or located in inappropriate areas (under floor coverings, through walls or floors) this item will be marked as “Hazardous”


E. Every bathroom must be provided with at least one Ground Fault Circuit Interrupter (GFCI) protected duplex convenience outlet. All outlest within 5' horizontal or 8' vertical of ground or grounded surfaces must be GFCI protected. If there is no GFCI outlet, or if a GFCI outlet does not function properly, mark this item as “Hazardous”.

1. GFCI outlets must be tested to determine if properly functioning. This will be done by engaging the “Test” button on the outlet or at the GFCI circuit breaker located in the electrical service panel box.


A. Determine if the bathroom(s) are provided with the minimum number of required plumbing fixtures as required by the MPMS, drain line(s) and hot and cold water supplies. If any of these plumbing components are missing mark this item as “Below Minimum Standard”.

1. Determine if the water supply lines are properly connected, controls are functioning, and there are no missing, worn or damaged components. If these conditions are not met mark this item as Below Minimum Standard.

a. Any faucet discharge openings or supply faucets that are located below the spill level of the plumbing fixture must be protected by an approved back-flow prevention device, if not, mark this item as “Hazardous”.

b. If any water supply line or faucet component is leaking, mark this item as “Below Minimum Standard”.

2. Determine if the drain line is properly connected to the sewage system, is of proper materials and is properly vented, if not mark this item as “Below Minimum Standard”.

a. If any part of the waste system is leaking, mark this item as “Hazardous”.

b. The evaluator will determine if all abandoned drain lines are properly capped. If not properly capped mark this item as “Hazardous”.

3. Determine if all toilets are provided with a cold water supply line and an anti-siphon ball cock that is properly installed with the critical line at least one (1) inch above the opening of the overflow tube. If either of these items are missing mark this item as “Hazardous”.

45. Water Flow:

A. The evaluator will check the flow to the plumbing fixture by opening the lowest (usually the laundry tub) faucet (cold side) or an outside lawn faucet, to its maximum capacity, then test the hot and cold water flow to the fixture by turning on the faucet.

1. If the flow is interrupted, intermittent or the flow is not of an acceptable amount mark this item as “Below Minimum Standard”. If there is no flow, or the water is off, mark this item “Hazardous”.

2. The minimal acceptable flow to a fixture is a continuous flow of water not less than a standard pencil in diameter. If the flow just meets this minimum requirement this should be noted in the Comment Section of the report as “Flow is minimal”.


21

46. Window Size and Openable Area or Mechanical Exhaust: (See Illustrations 1 and 2, pages 32 and 33)

A. Determine if bathroom(s) is/are provided with required window area for ventilation. Openable area must equal a minimum of four percent (4%) of the floor area of the room, except where an approved mechanical ventilation system has been provided. If these minimums are not met, mark this item as “Below Minimum Standard”.

1. If a bathroom is windowless, the evaluator will determine if mechanical ventilation is provided and vented to the outside. If not mark this item as “Below Minimum Standard”.

47. Condition of Windows/Mechanical Exhaust and Doors:




SLEEPING ROOM(S):

A. If there is more than one room used as a bedroom, comment in the Comment Section to identify to which room a rating refers.






B. Deficiencies in floor (damages) shall be marked as “Below Minimum Standard”. “Comment” on any apparent out-of-level floors.




22




A. Determine if the minimum number of electrical outlets and fixtures required by the MPMS, for this room, are provided. If not mark this item as “Below Minimum Standard”.




2. If the evaluator notices an excessive number of extension cords in use, or located in inappropriate areas (under floor coverings, through walls or floors) this item will be marked as “Hazardous”


52. Window Size & Openable Area: (See Illustrations 1 and 2, pages 32 and 33)

A. Determine if rooms are provided with required window area for light, and also the required openable area for ventilation. Window area must equal a minimum of ten percent (10%) of the floor area of the room. Openable area must equal a minimum of five percent (5%) of the floor area of the room. If these minimums are not met, mark this item as “Below Minimum Standard”.

B. Determine if windows in sleeping rooms meet the escape window requirements (Egress Code). If not mark this item as “Below Minimum Standard”. See Illustration 1 on page 29, at end of guidelines.

1. At least one (1) window in every room used for sleeping purposes must be openable from the inside, with a minimum net glazed area of five and seven tenths (5.7) square feet; the minimum net clear opening height dimension shall be twenty-four (24) inches, the minimum net clear opening width dimension shall be twenty (20) inches, and it shall have a minimum finished sill height of not more than forty-four (44) inches above the floor.

2. Should the window, or any part of it, be below grade, an excavation shall be made, on the exterior side of the window, that extends at least to the depth of the sill. The excavation shall continue for at least three (3) feet perpendicular to the window at least one (1) foot clear width behind the pivot or hinge side of the window. Area well construction shall be at least six (6) inches beyond the rough opening of the window. Should the window sill be forty-four (44) inches or more below grade, a step or ladder shall be provided from excavation to grade.


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3. A door leading directly to the outside and providing an exit at grade, for the sleeping room only, may be used in lieu of the specified window.


A. Determine if the windows and doors have been kept in a professional state of repair. Check to see that all components are present and in a workable order. Locking hardware is required on all openable windows up to and including the 2nd story and every other window which is accessible by an adjacent fire escape, stairway, etc. If any of these conditions are not met mark this item as “Below Minimum Standard”.



OTHER ROOMS

The evaluator will identify each room, and comment separately when needed. This category includes porches, breezeways, etc., where appropriate.

54. Walls & Floor Condition:



C. Check for adequate ceiling height as stated in the MPMS. If ceiling height is inadequate mark this item as “Below Minimum Standard”.

D. Deficiencies and/or damage in floor shall be marked as “Below Minimum Standard”. “Comment” on any apparent out-of-level floors.

E. By visual inspection, determine if floor is structurally sound, free of holes and capable of supporting normal loads imposed on such floor. If any of these conditions exist mark this item as “Below Minimum Standard”. If there is a potential for immediate structural failure mark this item as “Hazardous”.

F. The evaluator is not required to evaluate the condition of any floor coverings, unless their condition poses a potential hazard.






C. The evaluator will determine if all visible outlets and fixtures and wiring have any missing and/or damaged components. If these missing or damaged


24

components present an immediate potential for electric shock, mark this item as “Hazardous”. If no immediate potential for shock exists, mark this item as “Below Minimum Standard”.







C. Mark as “Below Minimum Standard” any window that does not operate properly (i.e., sashes that are painted shut, crank out windows that do not operate, etc.).

ATTIC SPACE (VISIBLE AREAS)

58. Roof Boards & Rafters:

A. If the evaluator is unable to gain visual access to the attic space(s) this must be noted, and the reason for not gaining access, must be detailed in the Comment Section of the report.

B. If access is gained, make a visual inspection of the underside of the roof boards and rafters, recording any defects and/or deficiencies in the roof structure as “Below Minimum Standard”. If the evaluator determines that there is an immediate potential for structural failure this item will be marked as “Hazardous”.

C. While in the attic, check and record the following items also...

1. Determine if mechanical ventilation provided, and plumbing vents are continuous to the outside and do not terminate in the attic.

2. Inspect the condition of the visible chimney for any deterioration, holes or other defects or deficiencies.


A. Determine if there is evidence of past or present water seepage or leakage. Mark “Y” if present or “N” if not. If yes is marked a statement regarding the evidence will be recorded in the Comment Section of the report.

60. Electrical Wiring/Outlets/Fixtures:


B. The evaluator will randomly check at least half of all outlets with an electrical outlet testing device, to determine if the outlets are properly


25

wired, if not mark this item as “Below Minimum Standard”. If any grounding type outlets are found to not be grounded mark this item as “Hazardous”.




3. Any wiring located within three (3) feet of the attic hatch must be protected by conduit or other such approved materials, if not mark this item as “Below Minimum Standard”


61. Ventilation:

A. Determine if attic has ventilation to the outside. Mark the space provided with a “Y” or “N” whichever will pertain.

62. ADDITIONAL COMMENTS:

A. This item is for those items in the upper floors that are not included in Items 20 through 61 and need to be addressed by a specific comment.

B. CO Detector Information. Always insert something at this item for carbon monoxide detector information. CO detectors are required in single family homes as of August 1, 2008. The St Paul Fire Department is interpreting the law to apply to single-family residences in townhomes and condominium complexes as also required to have a CO detector as of this date. Duplexes and other multi-family dwellings will be required to comply as of August 1, 2009. Rate as “M” if there is a CO alarm present that meets the State law requirements. If any one of the requirements for a CO detector is not met, e.g. not functional, improperly located, not present, or an insufficient number, must be rated “H”.

EXTERIOR:

63. Foundation (Visible Condition):

A. Determine if all visible components of the foundation are in a professional state of repair. Missing or damaged mortar, broken /loose or missing block or brick shall be marked as “Below Minimum Standard”. Damaged or loose plaster/stucco on foundation or exposed foam insulation shall be marked “Below Minimum Standard”. Evidence of severe structural damage or deterioration shall be marked as "Hazardous".

B. Note if there are trees or shrubs growing next to the foundation. Mark as “Below Minimum Standard” if present.

C. If areas are concealed by brick, stucco, snow, vegetation, etc., indicate with a “Comment” (e.g., “areas concealed by vegetation”, “can’t view to evaluate”, or other description of condition(s) present which prevent viewing to evaluate.)

64. Basement Cellar Windows:

A. Determine if the windows and doors have been kept in a professional state of repair and that all components are present and in a workable order.


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Locking hardware is required on all openable windows up to and including the 2nd story and every other window which is accessible by an adjacent fire escape, stairway, etc. If any of these conditions are not met mark this item as “Below Minimum Standard”. Any sign of rot or decay, or lack of a proper finish shall be marked as “Below Minimum Standard”. Deteriorated components and/or cracked and/or missing panes are to be marked as “Below Minimum Standard”. Every openable window shall be supplied with a screen of not less than 16 mesh per inch which fits tightly and is secured to the frame. Improper or missing screens shall be marked as “Below Minimum Standard”.

Broken or jagged glass that can cause cuts shall be marked as “Hazardous”.

65. Drainage:

A. Determine if the grade allows water migration away from the dwelling. Consider sidewalks, gutters & down spout extensions, basement windows, stairways, stoops, retaining walls and planting areas, when making this determination. If drainage is not away from structures, mark as “Below Minimum Standard”.

B. Consider and evaluate retaining walls only as they affect drainage.

66. Exterior Walls:

A. Determine if all visible components of the exterior walls are protecting the dwelling against the elements, and are kept in a professional state of repair (look for rot, weathered or peeling paint). If not in a professional state of repair or if there is any damaged, missing, deteriorated or weathered siding, broken or damaged stucco, mark as “Below Minimum Standard”.

B. Evidence of severe structural damage or deterioration shall be marked as “Hazardous”.

C. “Comment” in the Comment Section if no house numbers are present, or if they do not meet Chapter 71 Specifications. (See Appendix 2, page 36)

67. Doors (Frames/Storms/Screens):

A. Determine if all visible components of entrance doors are in a sound condition with no cracks, holes, loose hinges or broken or defective hardware. All components must be in a professional state of repair. (Look for rot, weathered or peeling paint. Be sure to check all thresholds.) Every basement hatchway shall be so constructed and maintained as to prevent the entrance of rodents or rain and surface drainage water into dwellings or structures. If these conditions are not met, mark as “Below Minimum Standard”. Broken/jagged glass that can cause cuts shall be marked as “Hazardous”.

B. Every entry door must have an approved dead bolt lock with a minimum of a one inch throw. Doors and storm doors must be in a professional state of repair with no missing or damaged components. If not, mark as “Below Minimum Standard”. “Comment” on the presence of double-keyed dead bolts.

68. Windows (Frames/Storms/Screens):

A. Every basement or cellar window which is openable shall be supplied with a screen or hardware cloth of not more than 16 mesh per inch which fits tightly, and is securely fastened to the frame, or with other material affording equivalent protection against the entry of rodents, including storm windows. If not, mark as “Below Minimum Standard”.

B. Every window or other outside opening used for ventilation purposes, shall be supplied with a screen of not less than 16 mesh per inch. All windows,


27

storms and screens shall be kept in a professional state of repair. If not, mark as “Below Minimum Standard”.

C. Determine if the windows have been kept in a professional state of repair. Check to see that all components are present and in a workable order. Locking hardware is required on all windows up to and including the 2nd story and every other window which is accessible by an adjacent fire escape, stairway, etc. If any of these conditions are not met mark this item as “Below Minimum Standard”. Look for rot, weathered or peeling paint, loose or missing glazing. Examine frames, storms, and windows for any weathered or damaged/missing components. If not in a professional state of repair, mark as “Below Minimum Standard”.

Broken/jagged glass that can cause cuts shall be marked as “Hazardous”.

69. Open Porches/Stairways and Decks:

A. Determine if all visible components of exterior stairways, porches, decks etc., have been constructed so as to be safe for normal use and loading. If not, mark as “Hazardous”. If not kept in a professional state of maintenance and repair, mark as “Below Minimum Standard”. Missing joist hangers, damaged/rotted components shall be marked as “Below Minimum Standard”.

B. Determine if the handrail(s) are properly installed and securely attached at the proper height (34 to 38 inches high, as measured from the nose of the tread). The Handrail(s) shall be full length and located on the open side of the stairway. If a stairway has both sides open a handrail shall be present on both sides. If any of these requirements are not met, this item will be marked as “Below Minimum Standard”. If the stairway has an open side it must also have a guardrail (or wall) that is a minimum of 36 inches in height with intermediate rails that are spaced so that a 4 inch sphere cannot pass through the openings. If this criteria is not met mark this item as “Below Minimum Standard”. The Evaluator shall note as "Below Minimum Standard" if open porches, accessible flat roofs, decks, or stoops lack a guardrail when required. Damaged or deteriorated stairs/steps shall be marked as “Below Minimum Standard”.

If in the opinion of the Evaluator stairs, porches or decks are deteriorated or rotted so as to make them structurally unsound to carry the intended load, mark as “Hazardous”.

C. The Evaluator shall determine if open porches, decks, etc., that are more than 30 inches above the adjoining surface have a guardrail that is structurally sound, properly secured, at least 38 inches in height, and spaced so that a four inch sphere cannot pass through. If guardrails do not meet the requirements, mark as “Below Minimum Standard”.

70. Cornice & Trim:

A. The Evaluator shall determine if the cornice and trim has been maintained in a professional manner and if the paint or finish surface meets the minimum standard of the Saint Paul MPMS, Chapter 34, which pertains to protective surfaces. If not, mark as “Below Minimum Standard”.

71. Roof Structure & Covering:

The Evaluator is not required to use a ladder to observe the roof. The roof is to be viewed from the ground, upstairs windows, walk-out deck or porches, or with the aid of binoculars. Check roof vents, sewer pipe covers, sidewall and valley areas. All visible components must be kept in a professional state of repair. If not, mark as “Below Minimum Standard”.

A. All components of the roof shall be tight and have no defects which admit rain. Roof drainage shall be adequate to prevent rain water from causing dampness in the walls. If not, mark as “Below Minimum Standard”. Exposed


28

edges of roof boards or plywood must be protected with wood fascia or metal drip edge. If not, mark as “Below Minimum Standard”.

B. Broken, missing loose or deteriorated shingles, shakes, flashings or valley areas, excessive granular loss, cupping, excessive rust or excessive tarring shall be marked as “Below Minimum Standard”. Tarring or improper repairs to valley areas or any buckling/curling of roofing materials shall be marked as “Below Minimum Standard”. Roll roofing used on less than 1/12 slope or shingles used on less than 2/12 slope shall be marked as “Below Minimum Standard” (example: improper roofing materials used on low slope roof). Pay special attention to low slope dormers, porches etc.

Note: if any tree limbs, branches, vegetation, etc. are touching the roof or any exterior surface, mark as “Below Minimum Standard”.

C. If the roof is snow covered, or if areas are not visible, note this with a "Comment".

EXAMPLE: High or flat areas not visible from ground, areas covered by decks, areas covered by outdoor carpet, areas covered by leaves, or flat areas covered by gravel. (Can’t fully view roof areas from ground.) (Tar patching evident around penetrations cannot view to evaluate.) (Roof has been coated, can't evaluate.) (Side wall flashings concealed by tar, can’t view to evaluate.)

72. Gutters & Down spouts:

A. Check the gutters and Down spouts to determine if they are securely attached, and properly maintained to perform their intended function. Gutters must be free of debris. Gutters must drain to Down spouts properly. Gutters must not drain to sewer system. If these conditions are not met, mark as “Below Minimum Standard”.

B. If no gutters or down spouts are located on the structure, the Evaluator shall mark "NONE" or N/A across the line for Item #72.

C. The MPMS does not require down spouts or gutters, but it does require that if they are provided, they must be maintained in a sound condition. This means no holes, peeling paint, rusted areas or missing components. Gutters must be supplied with down spouts and down spout extensions or splash blocks. If not, mark as "Below Minimum Standard”.

73. Chimneys

A. Determine if all visible components of the chimney or chimneys have been kept in a professional state of maintenance and repair (the Evaluator is required to use binoculars). If not, mark as “Below Minimum Standard”.

B. Note as being "Below Minimum Standard" any chimney that has loose brick or stone, cracked or missing brick / mortar or missing / damaged flashing. If the chimney is not structurally sound or in danger of collapse, mark as “Hazardous”.

C. Determine if the chimney extends the appropriate height above the roof or adjacent obstructions. Masonry chimneys must extend three feet minimum and 24 inches above anything within ten feet. Class AB chimneys on flat roofs must extend a minimum of 12 inches or 24 inches above anything within eight feet. (This includes walls, parapets etc.) Class AB chimneys having an internal diameter of 12 inches or less shall extend at least 12 inches in all other areas.

D. Determine if a metal flue liner, or other approved flue liner, has been provided in the chimney when a gas-fired heating plant/appliance is used. If metal liner is deteriorated/rusted, mark as “Below Minimum Standard”. Remember the Evaluator is required to use binoculars.


29

E. If no flue liner is visible from the ground the evaluator shall note this information in the "Comment" section (no visible metal liner). All transite chimneys shall be marked as “Below Minimum Standard”, and if there is any visible deterioration it must be marked “Hazardous”. If the chimney is not visible from ground the evaluator must state the reason in the “Comment” section. (e.g. “Chimney not visible..” “..due to snow”, “..due to adjacent structures”, or, “upper roof area not visible from ground.”, etc.)

74. Outlets, Fixture & Service Entrance:

A. Determine if all visible components of porch lights, and other such outside electrical fixtures, are properly installed and maintained. All doorways to dwelling must be provided with an exterior light fixture. If not, mark as “Below Minimum Standard”. Any exposed wires, broken conduit, broken fixtures, light bulbs broken in sockets, missing plates or covers shall be marked as “Hazardous”.

B. Determine if exterior electric outlets, exposed to the weather, are provided with a weather-tight cover and are properly installed and grounded. All GFCI outlets must function properly. If these conditions are not met indicate this as being "Hazardous".

C. Unprotected wiring of any kind above grade shall be marked “Below Minimum Standard”. (This refers to romex/individual strand being used for lights, switches, outlets etc., but does not apply to service supply to house/garage etc. For service drop wires see D. below.) Unprotected wiring of any kind at grade and open to physical damage shall be marked “Hazardous”.

D. Check that the electric service drop wires have the proper clearance from building openings, above grade or walkable surface(s) (decks, stairways, play structures, etc.) and over driveways. (10 ft. above grade or walkable surface(s), 12 ft. above driveways, three feet from any opening). If not, mark as “Below Minimum Standard”. Any service/electrical wires over pools or hot tubs shall be marked as “Hazardous”.

GARAGE(S)/ACCESSORY STRUCTURES:

A. See and follow the appropriate sections included in items 63 through 72, above.

75. Roof Structure & Covering:

A. The Evaluator is not required to use a ladder to observe the exterior condition but, based on the observations made from the ground and or with the use of binoculars, the Evaluator shall determine the condition of all visible components of the roof covering and roof structure.

The Evaluator shall view the roof from inside the garage. Damaged, rotted, over spanned, improperly installed or improperly altered components shall be marked as "Below minimum standards”. If the garage is locked and this inspection can not be made, "Comment" giving reason for not evaluating (garage locked, cannot access to evaluate). The Evaluator must still record any deficiencies visible from the exterior.

B. If the roof covering is not visible for inspection, the Evaluator shall "Comment" in the Comment Section.

C. Note any tree limbs, branches, or other vegetation that touches the structure(s) in the Comment Section.

(See section number 71 and use same guideline criteria for garage roof.)

76. Wall Structure & Covering:


30

A. Determine if all visible components of the garage walls & windows have been kept in a professional state of construction, maintenance and repair. Any sign of rot or decay, lack of a proper finish, weathered/peeling paint or loose/missing glazing shall be marked as “Below Minimum Standard”.

B. Deteriorated, missing, excessively weathered or rotted siding on the garage shall be marked as “Below Minimum Standard”. Stucco cracks, missing mortar or damaged block shall be marked as “Below Minimum Standard”.

C. If the garage is attached to the house, the common wall shall be properly fire protected with no openings, access panels, dryer vents or damaged areas. If not, mark as “Below minimum standards”. (See No. 78 regarding doors.)

D. The wall between the house and garage shall have no windows or other openings in it other than a fire rated door with a closer and proper hardware. If these requirements are not met, mark as “Below Minimum Standard”.

E. If any exterior parallel wall of a detached garage is less than six (6) feet from the wall of the dwelling, items C and D above shall apply.

F. “Comment” in the Comment Section if no house numbers are present, or if they do not meet Chapter 71 Specifications. (See Appendix 2, page 36)

77. Slab Condition:

A. The evaluator shall determine if the slab and/or foundation is sound and in a professional state of repair. Damaged areas, excessive cracks, etc. shall be marked as “Below Minimum Standard”. If the slab is not visible and an inspection cannot be made, “Comment”, and state the reason for not evaluating the slab.

78. Garage Doors:

A. Determine if all visible components of the garage doors are maintained in a sound, professional state of maintenance and repair. Any sign of damage, rot or decay, or lack of a proper finish (peeling paint/excessive weathering) shall be marked as “Below Minimum Standard”. Damaged or missing door hardware shall be marked as “Below Minimum Standard”.

B. If the garage is attached to the house the door between the house and the garage must be self-closing, and must be either solid core wood, a minimum of 1 3/8 inches thick, or a rated metal door. If these conditions are not present, mark as “Below Minimum Standard”.

C. The evaluator shall determine if any entrance door has a double cylinder dead bolt lock (key required to unlock from inside). If double cylinder dead bolt locks are found, mark as “Below Minimum Standard”.

D. If any exterior parallel wall of a detached garage is less than six (6) feet from the wall of the dwelling, items B and C above shall apply.

79. Garage Opener:

A. Determine if the garage has an automatic opener, and indicate "Yes" or "No."

80. Electric:

A. Determine if all components of the existing electrical wiring in any accessory structure are installed in an approved manner, and have been properly maintained. Extension cord wiring cannot be used in lieu of permanent wiring (garage door openers, lights etc.). If improper, mark as “Below Minimum Standard”. Ungrounded 3 prong outlets, GFCI outlets that do not function properly, any exposed wires, missing plates, missing knockouts, open junction boxes or improperly terminated wires shall be


31

marked as “Hazardous”.

B. Determine if the electrical wires leading to an accessory structure are located at an acceptable height above grade and driveways and walkable surface(s). (10 ft. above grade, 12 ft. above driveways). Electrical wires may not rub against buildings or roofs. If these conditions are not met, mark as “Below Minimum Standard”.

81. ADDITIONAL COMMENTS:

A. Item 81 should be used to note any items not listed on Page 4, items 75 through 80, of the form which constitute a defect, hazard or comment.

FIREPLACES/WOODSTOVES

82. Damper Installed in Fireplace:

A. Indicate if the fireplace or fireplaces have operable dampers by marking "Yes" or "No".

83. Installation:

A. Indicate if the installation is acceptable, check for proper clearance to combustibles, connection to an approved chimney and a proper non-combustible base. If not, mark as "Below Minimum Standard”. Barrel stoves or unlisted woodstoves located in dwellings, basements or garages shall be marked as “Hazardous”.

Solid fuel appliances require a separate chimney. If installed in a common flue, mark as “Hazardous”.

84. Condition:

A. The Evaluator shall examine for visible defects, and comment if appropriate. Pay particular attention to gas log inserts. Make sure proper gas controls and clearances are maintained as well as condition/removal of damper. If not in proper condition, mark as “Below Minimum Standard”.

B. The Evaluator shall inspect fireplaces for the following elements: 1. The fire box may not contain missing or loose fire brick or mortar.

2. The hearth extension shall be noncombustible and extend a minimum of 16 inches from the fireplace opening.

3. Combustible materials are not permitted within six inches of the fireplace opening. Combustible mantles are not permitted within 12 inches of fireplace opening.

4. An operable damper.

If these elements are either missing are deficient, mark as “Below Minimum Standard”.

The Evaluator shall mark as “Comment” and detail any signs of smoke back-drafting around fireplace openings, screens, and through finish joints.

SUPPLEMENTAL INFORMATION

ENERGY INFORMATION:

The following items are not mandatory requirements, so there is no “Meets” or “Below Minimum Standard”. These items still are required to be viewed, evaluated and this section filled out according to the criteria listed below.

85. Attic Insulation:


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A. The Evaluator is required to access the attic. If no access is available the Evaluator is required to indicate why and enter appropriate Comment under Item No. 58 (e.g., “vaulted ceiling”, “closet full of stored items”, “furniture in way”, “not accessible with a step ladder”). "Attic not accessed" is not acceptable unless detailed as to why. Determine the type and depth of the insulation for this item. If none, so indicate. If not visible mark N/V, if not applicable mark N/A.

B. If the insulation is saturated, settled, or non-uniform in depth, or consists of various types, the Evaluator shall so indicate under "Comments."

C. If there is no access to the ceiling insulation, the Evaluator shall note this in the "Comments" section under Item No. 58. (example: insulation not visible under floor boards, no attic access provided, cannot access attic due to stored items in closet etc.) The Evaluator is required to indicate why access is not possible. (See A above.)

86. Foundation Insulation:

A. The Evaluator shall identify the type and thickness of any insulation on the exposed foundation. If none, so indicate. If not visible mark N/V, if not applicable mark N/A. (Exposed foam insulation, unless it is specifically listed for exposed use, shall be marked “Hazardous” under Item 19.)

87. Knee Wall Insulation:

A. Determine the type and thickness of the insulation for this item. If none, so indicate. If not visible, mark as N/V.

B. If the structure has no knee wall, the Evaluator shall mark "N/A".

C. Mark as “Hazardous”, under Item 62, any urethane (foam) insulation that does not have proper fire separation.

88. Rim Joist Insulation:

A. Identify the type and thickness of any insulation on the exposed rim joist. If none, so indicate. If not visible, mark as N/V. (Exposed foam insulation, unless it is specifically listed for exposed use, shall be marked “Hazardous” under Item 19.)

89. Additional Comments (Items 82. through 88.)

A. Item 89 should be used to note any items not listed on Page 4, items 82 through 88, on the form, which constitute a defect, hazard or comment.


33



34

Illustration 1


35

Illustration 2

Chart of Window Area Calculations 5.7 Sq. Ft. of openable area required

Height of Opening in inches

Width of Opening in inches

20

21

22

23

24

25

26

27

28

29

30

31

32

33

34

35

36

24

3.3

3.5

3.7

3.8

4.0

4.2

4.3

4.5

4.7

4.8

5.0

5.2

5.3

5.5

5.7

5.8

6.0

26

3.6

3.8

4.0

4.2

4.3

4.5

4.7

4.9

5.1

5.2

5.4

5.6

5.8

6.0

6.1

6.3

6.5

28

3.9

4.1

4.3

4.5

4.7

4.9

5.1

5.3

5.4

5.6

5.8

6.0

6.2

6.4

6.6

6.8

7.0

30

4.2

4.4

4.6

4.8

5.0

5.2

5.4

5.6

5.8

6.0

6.3

6.5

6.7

6.9

7.1

7.3

7.5

32

4.4

4.7

4.9

5.1

5.3

5.6

5.8

6.0

6.2

6.4

6.7

6.9

7.1

7.3

7.6

7.8

8.0

34

4.7

5.0

5.2

5.4

5.7

5.9

6.1

6.4

6.6

6.8

7.1

7.3

7.6

7.8

8.0

8.3

8.5

36

5.0

5.3

5.5

5.8

6.0

6.3

6.5

6.8

7.0

7.3

7.5

7.8

8.0

8.3

8.5

8.8

9.0

38

5.3

5.5

5.8

6.1

6.3

6.6

6.9

7.1

7.4

7.7

7.9

8.2

8.4

8.7

9.0

9.2

9.5

40

5.6

5.8

6.1

6.4

6.7

6.9

7.2

7.5

7.8

8.1

8.3

8.6

8.9

9.2

9.4

9.7

10.0

42

5.8

6.1

6.4

6.7

7.0

7.3

7.6

7.9

8.2

8.5

8.8

9.0

9.3

9.6

9.9

10.2

10.5

44

6.1

6.4

6.7

7.0

7.3

7.6

7.9

8.3

8.6

8.9

9.2

9.5

9.8

10.1

10.4

10.7

11.0

46

6.4

6.7

7.0

7.3

7.7

8.0

8.3

8.6

8.9

9.3

9.6

9.9

10.2

10.5

10.9

11.2

11.5

48

6.7

7.0

7.3

7.7

8.0

8.3

8.7

9.0

9.3

9.7

10.0

10.3

10.7

11.0

11.3

11.7

12.0

50

6.9

7.3

7.6

8.0

8.3

8.7

9.0

9.4

9.7

10.1

10.4

10.8

11.1

11.5

11.8

12.2

12.5

52

7.2

7.6

7.9

8.3

8.7

9.0

9.4

9.8

10.1

10.5

10.8

11.2

11.6

11.9

12.3

12.6

13.0

54

7.5

7.9

8.3

8.6

9.0

9.4

9.8

10.1

10.5

10.9

11.3

11.6

12.0

12.4

12.8

13.1

13.5

56

7.8

8.2

8.6

8.9

9.3

9.7

10.1

10.5

10.9

11.3

11.7

12.1

12.4

12.8

13.2

13.6

14.0

58

8.1

8.5

8.9

9.3

9.7

10.1

10.5

10.9

11.3

11.7

12.1

12.5

12.9

13.3

13.7

14.1

14.5

60

8.3

8.8

9.2

9.6

10.0

10.4

10.8

11.3

11.7

12.1

12.5

12.9

13.3

13.8

14.2

14.6

15.0


36

Appendix 1

Minnesota State Plumbing Code

4715.0800 subpart 5

4715.0800 MECHANICAL JOINTS subp5. Mechanical pipe couplings and fittings. Couplings must be made with the housing

fabricated in two or more parts of ductile or malleable iron castings in accordance with Federal Specification QQ-I-666c, Grade 11, or with ASTM A437 or ASTM A339. The coupling gasket must be molded synthetic rubber, per ASTM D-735-61, Grad No. R615BZ. Coupling bolts must be oval neck track head type with hexagonal heavy nuts, per ASTM-A-183-60, or ASTM A325.

Pipe fittings used with these pipe couplings must be fabricated or malleable iron castings in accordance with Federal Specification QQ-I-666c, Grade 11, or with ASTM A437; ductile iron ASTM A339; segweld steel ASTM53 or A106; or IAPMO-approved copper fittings with rolled grooves intended to be used together with copper tubing with cold rolled grooved ends.

These couplings and fittings may be used above ground, for storm drains and leaders, and for water distribution pipe provided exposed parts in contact with water are galvanized, and may be used below ground for water distribution if couplings and fittings are galvanized and the exposed grooves are coal tar enamel coated and wrapped.

Saddle-type fittings secured by steel electroplated U-Bolts may be used for aboveground water distribution, if the fittings are galvanized, include a collar fitting into the pipe opening with a gasket, and have IAPMO approval.

copied from Department of Health Minnesota Plumbing Code Chapter 4715 (Extracted from Minnesota Rules 1998), Chapter 326 (Extracted from Minnesota Statutes 1999) page 24.


37



38

Appendix 2

Chapter 71. House Numbering

Sec 71.01. House Numbers required.

For the proper identification of all houses and structures now existing or hereafter to be erected within the City of Saint Paul, the official number, which shall be obtained by the owner from the department of public works, shall be placed and maintained on each house or structure by its owner at or near both the front and rear entrances of such house or structure in such a manner that the number may be easily and clearly seen and read during the hours of darkness as well as daylight, from the public street or public alley if the premises are served by such. If it is not practical to place the number at or near the building entrance, it shall be placed and maintained by the owner in such other suitable location that it can be clearly seen from the said street or alley.

(Code 1956, ' 71.01)

Sec. 71.02. Specifications.

The approved house number to be placed and maintained on said house or structure shall consist of one of the types hereinafter set forth. The color of the type to be selected must be in contrast with the color of the house or structure on which the number is to be attached.

(1) Series of metal or plastic figures with reflectorized surface and a minimum height of three (3) inches, said reflectorized surface to contrast with the color of the face of the building or structure upon which it is mounted.

(2) Series of nonreflectorized metal or plastic figures placed on a reflectorized background surface of a color which contrasts with the color of the figures displayed. The minimum height of the figures shall be three (3) inches. The reflectorized background surface shall extend at least one inch beyond the sides, tops and bottoms of the figures to be displayed.

(3) Self-contained unit with enamel or painted numbers of glass or other translucent material with illumination in background. Minimum heights of figure to be three (3) inches and the illumination continuous except in daylight hours.

(4) Enamel or painted number on glass doors, window or transoms with illuminated background. Minimum height to be three (3) inches and the illumination continuous except in daylight hours.

(5) A series of metal or plastic figures with minimum height of three (3) inches which are adequately floodlighted continuously except in daylight hours, the surface of said figures to contrast with the color of the surface upon which the figures are mounted. The general design of material used in and fastening of figures making up the number shall be subject to the approval of the city building official. The city building official shall also approve the location on the structure at which numbers are to be placed.

(Code 1956, ' 71.02)


39



40

Appendix 3

Double-Cylinder Dead Bolt Locks

Minnesota Statutes 2000, 16B.61

.3 (I)

i. Double cylinder dead bolt locks. No provision of the code or appendix chapter of the code may prohibit double cylinder dead bolt locks in existing single-family homes, townhouses, and first floor duplexes used exclusively as a residential dwelling. Any recommendation or promotion of double cylinder dead bolt locks must include a warning about their potential fire danger and procedures to minimize the danger.


41


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